Asphalt Maintenance & Repair
Preventive maintenance is less expensive, if early detection and repair of minor defects are taken care of before major corrective action is necessary. A parking lot is an investment, as is a building, just as a building must be maintained, so must a parking lot/area.
Asphalt repairs are necessary within time as asphalt surfaces begin to wear and break down as they are repeatedly exposed to elements such as traffic wear and tear, water penetration, surface oxidation from the suns UV rays and oil and chemicals that drip from leaky vehicles. Surface breaks of any kind allow moisture to percolate below the surface, where it undermines the integrity of the pavement. The liquid asphalt that binds the materials together begins to lose its natural resistance to water, allowing it to penetrate beneath the surface damaging the base that supports it. Once this occurs the asphalt pavement loses its elasticity and can quickly fall prey to a number of different types of deterioration including cracks and potholes.
Asphalt repairs are necessary within time as asphalt surfaces begin to wear and break down as they are repeatedly exposed to elements such as traffic wear and tear, water penetration, surface oxidation from the suns UV rays and oil and chemicals that drip from leaky vehicles. Surface breaks of any kind allow moisture to percolate below the surface, where it undermines the integrity of the pavement. The liquid asphalt that binds the materials together begins to lose its natural resistance to water, allowing it to penetrate beneath the surface damaging the base that supports it. Once this occurs the asphalt pavement loses its elasticity and can quickly fall prey to a number of different types of deterioration including cracks and potholes.
Types of Distress
Raveling/Weathering happens over time and why seal coating is so important.
If it goes untreated water can begin to penetrate the surface and cracks begin to form eventually alligatoring and creating pot holes. 
Settlement/Grade Depressions These are areas that puddle. Speeds up raveling and weathering and will start to form cracks sooner than later eventually leading to pot holes.
Linear and or Block Cracks:
Once weathering starts, cracks eventually begin to form with continued traffic. Can also be caused by tree roots and heavier vehicles driving on asphalt that is to thin to support the weight. 
Edge Cracks/Breakage Caused by having no support along the edges of the asphalt and driving vehicles over the edges.
Oil/Gas Spill untreated
Alligator Cracks happen in areas that puddle and after leaving cracks to go unrepaired... water penetrates the asphalt and undermines the base weakening the asphalt. As traffic drives over the weakened asphalt it cracks further allowing more water and elements to penetrate. This is considered failing asphalt.
Pot Holes are considered failing asphalt. Caused from allowing the other types of distress to go un repaird.
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FAQs
How do I maintain my asphalt to keep it looking good for years to come?
Killing weeds along the edges, treating any oil or gas spills asap, and repairing any distress you see sooner rather than later. Adopting a maintenance plan to fill any open cracks, and keeping the pavement sealed will Greatly extend the life of an asphalt surface. How often should I have my asphalt sealed? The NAPA (National Asphalt Pavement Association) website recommends every 1-5 years depending on climate and vehicle traffic. We live in a pretty mild climate year round, so depending on the amount of wear and tear your asphalt sees. We recommend seal coating (installing one coat) every 2-3 years throughout the lifespan of the pavement. The sooner you take care of any distress the less coats of slurry seal you'll need to sustain longevity saving you more money in the long run. Will sealing my asphalt fill cracks in my driveway completely to look brand new? or Will I still see where the asphalt was cracked? You will still be able to see them slightly. Slurry does not fill the cracks completely level, it will sink into the cracks and fill them up but slight settling does occur. If the cracks have gone un-maintained, water will have begun to seep thru the cracks and start to wash out the base underneath the asphalt. If this has happened the crack filler will generally settle into the cracks as it cures. This causes the cracks to still be open a bit at the surface after curing. Larger cracks are more prone to this occurrence. How soon can we use our driveway after it is sealed? Most manufactures recommend 24-48 hour cure time. It is OK to walk on once dried, but the sealer needs the 24 hours to totally cure before vehicle traffic. Typically, you can resume normal use of your driveway after 24 hours. It is best to wait 48 hours if you can. If unsure, you can rub or blot the surface with an old towel. If the towel appears black or dirty, wait additional time before walking or driving on the asphalt. Keep in mind that these times are just a general guideline. These factors can affect the curing time: 1. Temperatures below 80° F and humidity higher than 50% can increase the curing time up to 12 additional hours. 2. Shaded areas take longer than areas in direct sun. 3. Moisture in the air. Note: Driving on freshly sealed asphalt before it has had the time to cure completely, can cause the coat to not adhere to the asphalt surface properly causing pealing or popping. Never turn your wheels in a stopped position after a recent application. |
Do you use machines to apply the sealer?
We seal driveways using natural fiber brushes and rubber squeegees. This ensures the sealer is evenly spread over the surface.
I have grass and weeds growing through cracks in my driveway. How do I remove the grass and weeds growing through my driveway? Will you completely remove the grass and weeds before sealing my driveway?
We will scrape grass and pull weeds growing above the surface of the asphalt, and attempt to remove the debris from the cracks. We can not, however, guarantee complete removal. Unless the vegetation is killed prior to removal, it will return. We recommend using a weed killer for a few weeks before having the driveway sealed.
I have trees in my yard dropping leaves. Will they stick to the sealer?
During the first few hours after application, leaves may stick to wet sealer. They are easily removed after the sealer has cured by sweeping.
Can you apply two coats the same day?
A second coat can not be applied until the first coat has cured completely. Typically it must be scheduled over two days, depending on the square footage of the project. A smaller driveway could be done in a single day, weather permitting. Larger driveways and/or parking lots would need to be scheduled over 2 days for 2 coats.
We seal driveways using natural fiber brushes and rubber squeegees. This ensures the sealer is evenly spread over the surface.
I have grass and weeds growing through cracks in my driveway. How do I remove the grass and weeds growing through my driveway? Will you completely remove the grass and weeds before sealing my driveway?
We will scrape grass and pull weeds growing above the surface of the asphalt, and attempt to remove the debris from the cracks. We can not, however, guarantee complete removal. Unless the vegetation is killed prior to removal, it will return. We recommend using a weed killer for a few weeks before having the driveway sealed.
I have trees in my yard dropping leaves. Will they stick to the sealer?
During the first few hours after application, leaves may stick to wet sealer. They are easily removed after the sealer has cured by sweeping.
Can you apply two coats the same day?
A second coat can not be applied until the first coat has cured completely. Typically it must be scheduled over two days, depending on the square footage of the project. A smaller driveway could be done in a single day, weather permitting. Larger driveways and/or parking lots would need to be scheduled over 2 days for 2 coats.
Before you take on a costly asphalt replacement, contact us today. It just takes minutes to have an experienced, asphalt contractor walk your asphalt area and make recommendations – those minutes can sometimes save you thousands.
Costing you cents per sqft vs. dollars per sqft!!
Costing you cents per sqft vs. dollars per sqft!!